San Antonio Housing Market Update: August 10–16, 2026

If you're relocating to San Antonio and waiting for the housing market to suddenly become “perfect,” this week's numbers are a good reminder that there may already be opportunities worth paying attention to.

San Antonio continues to have a substantial number of homes available, more than 2,000 properties changed price this week, and seller concessions averaged above $10,000 again. Mortgage rates remain in the upper 6% range, but buyers who focus only on the advertised interest rate may be overlooking some of the best negotiating opportunities in the current market.

Here's what happened in San Antonio real estate from August 10 through August 16, 2026, and what these numbers actually mean if you're moving here.

San Antonio Housing Market This Week

Single family residential activity included:

🏡 6,690 active homes

🆕 1,077 new listings

📉 2,161 price changes

↩️ 194 homes back on the market

📝 670 pending sales

🔑 415 homes in active option

🏠 578 closed sales

One number continues to stand out: 2,161 price changes in one week.

That doesn't mean every seller is desperate or that every home can be purchased significantly below asking price. It does tell us that pricing matters and many sellers are responding to market conditions rather than simply waiting for buyers to meet their original price.

For relocating buyers, that's important.

Instead of automatically eliminating a home because the initial asking price is slightly above your target, it may be worth looking at the property's history, days on market, previous reductions, competing listings and the seller's situation before deciding whether there's an opportunity to negotiate.

What Homes Actually Sold For This Week

Among the 578 single family homes that closed, the numbers looked like this:

Average list price: $396,241

Average sold price: $406,790

Median list price: $320,500

Median sold price: $316,000

Average price per square foot: $187.15

Median price per square foot: $160.87

Median days on market: 60 days

Median cumulative days on market: 65 days

The median sold price of $316,000 is particularly useful for families moving to San Antonio because averages can be distorted by a small number of very expensive sales.

This week's data includes an unusually high maximum sale, which also distorts the average list to sale ratio. For that reason, I would not use the reported average ratio of 100.70% as evidence that the overall San Antonio market suddenly shifted toward sellers.

The median numbers provide much better context.

The median home sold for 99.27% of its final list price, while the typical closed property spent about two months on the market.

That's a much more realistic picture of what buyers are encountering.

Sellers Are Still Contributing More Than $10,000 on Average

This continues to be one of the most important numbers I watch every week.

The average seller concession was $10,414.99, while the median was $9,300.

For a buyer, negotiating the purchase price isn't necessarily the only way to save money.

Depending on the loan and transaction, seller concessions may potentially help with closing costs, prepaid expenses or an interest rate buy down.

Consider the bigger picture.

A seller may be unwilling to accept another $10,000 reduction in price but willing to contribute money toward closing costs because it allows them to maintain a higher recorded sales price.

For a buyer concerned about cash at closing or the monthly mortgage payment, that concession could potentially be more valuable than an equivalent price reduction.

That's why I don't believe negotiations should automatically begin and end with, “How much under asking can we offer?”

Sometimes the better question is, “How can we structure this offer to save you the most money?”

Mortgage Rates: Slightly Higher, But Still Worth Watching

Mortgage News Daily's August 14 rate survey showed rates moving slightly higher toward the end of the week.

The reported averages were:

30 year conventional: 6.71%

15 year fixed: 6.29%

FHA: 6.29%

VA: 6.31%

The 30 year conventional rate increased 0.02 percentage points, while the VA rate also increased 0.02 percentage points.

Remember that these are broad market averages. Your actual rate depends on factors including credit, loan type, points, lender, down payment and the property you're purchasing.

For buyers relocating to San Antonio, I would pay just as much attention to how the deal can be structured as I would to the headline mortgage rate.

Don't Ignore New Construction When Comparing Your Options

This is especially important right now.

San Antonio's resale market isn't competing only against other resale homes. It's also competing against builders.

Current promotions illustrate just how aggressive that competition can be. For example, some San Antonio area builders have recently advertised preferred lender incentives involving temporary rate buy downs, closing cost assistance and reduced financing rates on qualifying homes.

Those offers have specific qualifications, expiration dates and financing requirements, so the advertised rate should never be treated as automatically available to every buyer.

But they matter for another reason.

Builder incentives can affect your negotiating strategy on a resale home.

If a resale seller is competing against a nearby builder offering closing costs or financing incentives, we need to know that before writing the offer.

And if you're considering new construction, I strongly recommend having your own Realtor involved before your first builder visit. The salesperson in the model home represents the builder. Your agent represents you.

Relocating? Look at Property Taxes Before Comparing House Prices

This is one of the biggest surprises for people moving to Texas.

Texas has no state individual income tax, but property taxes can have a significant impact on your monthly housing payment.

Two $400,000 homes in different San Antonio area communities can have noticeably different monthly payments because of differences in tax rates, special taxing districts and other assessments.

I encourage my relocation clients to compare the estimated total monthly payment, not simply the purchase price.

And once you purchase your primary residence, don't forget about your homestead exemption.

Bexar Central Appraisal District says qualifying homeowners may apply for a residence homestead exemption, which reduces the taxable value of the primary residence. Buyers who purchase after January 1 may also qualify for the remainder of that year if the previous owner wasn't already receiving the exemption.

The homestead cap is another important distinction. BCAD explains that the cap limiting increases in taxable value doesn't begin immediately when you purchase the property. It begins January 1 of the tax year following the first year you qualify for the exemption.

That's something I want relocating buyers to understand before estimating future housing costs.

Your San Antonio Commute Can Change Your Entire Home Search

A home being “15 miles from work” doesn't tell you enough in San Antonio.

Where those 15 miles are matters.

Loop 1604, I 35, Highway 281, I 10 and Loop 410 can create very different commute experiences depending on the direction you're traveling and the time of day.

The Loop 1604 North Expansion is still particularly relevant for buyers considering the north and northwest sides. TxDOT's project information shows the final phase of work around the Loop 1604 and Blanco Road diverging diamond interchange continuing through summer 2026, with completion anticipated in late summer.

So if you're PCSing to Randolph AFB but considering a home far west of San Antonio, or working near the Medical Center while looking at communities well outside Loop 1604, I want you to understand that drive before you fall in love with the house.

Sometimes paying a little more for the right location is worth far more than getting additional square footage and spending hours every week sitting in traffic.

What I'd Do If I Were Buying in San Antonio Right Now

I wouldn't rush.

But I also wouldn't sit on the sidelines waiting for some magical combination of dramatically lower home prices and dramatically lower mortgage rates.

I'd use the leverage that's available today.

With 6,690 active homes, 2,161 price changes, roughly two months of market time for the median closed home and seller concessions averaging more than $10,000, buyers have opportunities to negotiate.

The key is identifying which sellers actually have motivation.

A newly listed home in a desirable neighborhood may have very little negotiating room.

A home that's been sitting for 80 days, already had two price reductions and is competing with new construction down the street?

That's a very different conversation.

Moving to San Antonio? Start With a Strategy, Not Zillow

I've helped 225+ families relocate to San Antonio, and one thing I've learned is that the house is only one piece of a successful move.

Before my relocation clients start narrowing down homes, we talk about:

🏡 Where they'll work

🚗 How much commute they're comfortable with

💰 Their true monthly payment target

🎓 School and community priorities

📍 Which parts of San Antonio fit their lifestyle

✈️ Their relocation or PCS timeline

Then we look at homes.

I'm also an Air Force veteran, so I understand firsthand what it's like to relocate your family and try to figure out an unfamiliar city from hundreds or thousands of miles away.

Whether you're moving to San Antonio for the military, a new job, retirement or simply a change of scenery, my goal isn't just to help you buy a house.

It's to help you understand San Antonio well enough to confidently decide where you should call home.

Thinking about relocating to San Antonio? Reach out before you start your home search and let's build your San Antonio relocation plan.